Guest Houses for sale in Inverness

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Attractive 8-Bedroom Victorian Bed and Breakfast in Inverness

Inverness, Highland, Scotland

  • Freehold Price: £475,000
Seller Reference: Kinnoch Lodge
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Business Description
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Seller Reference: Kinnoch Lodge
Request Details
Business Description

  • A charming Victorian bed and breakfast business set within the ever-popular Scottish Highland City of Inverness.

  • Exceptional trading location close to River Ness and Inverness Cathedral, also within easy walking distance of the City centre and a wide range of facilities.

  • Highly attractive and substantial property offering 8 bedrooms; 4 quality en-suite trading bedrooms plus 4-bedroom owners' accommodation.

  • Excellent opportunity to purchase an easy to operate high-quality business, ideal for the first-time discerning buyer.

  • Kinnoch Lodge offers excellent accommodation which would be ideal for a family or a couple wishing to develop trade further.

Kinnoch Lodge Guest House is a detached building of great character which provides a superb and rarely available, larger family home and bed and breakfast trading opportunity set within the heart of Inverness. This property dates from the early-1900s and reflects its late-Victorian origins. The subjects present an 8-bedroom house providing a high degree of flexibility in terms of family and trading accommodation. Currently the business elements are configured to 4 en-suite letting bedrooms. The current owners utilise 4 bedrooms for private family use; all located on the ground floor and perfect for an extended family group. The support areas are well-provided for making this a must view property.

The subjects have a substantial footprint with an attractive enclosed garden to the rear which could present some development opportunities subject to planning consents. Trading from a most convenient location for guests wishing to walk into the City centre, Kinnoch Lodge is situated in an attractive area. Benefiting from good signage, the property has excellent kerb-side appeal. The guest house has undoubted allure as an easy-to-operate business entity but presents a strong trading platform. The sale of Kinnoch Lodge Guest House represents an exceptional opportunity for new proprietors to own an impressive property and operate a lifestyle business set in the Highlands Capital, Inverness.

Owned by the vendors since 2016 and after a period of significant upgrades, the business commenced operating in May 2017. Kinnoch Lodge Guest House is brought onto the market due to the desire to down-size.

Kinnoch Lodge trades on a seasonal basis, mainly from April through to September. The current business model operates 4 comfortable and beautifully appointed letting bedrooms. There may be scope for new owners to expand the number of letting rooms as currently 4 bedrooms are utilised by family members. The business produces a sound turnover and profitability, generating income via its own website ( utilising the Freetobook automated booking platform plus other on-line booking platforms such as The business has a strong reputation as reflected on review websites such as TripAdvisor. Kinnoch Lodge presents an easy-to-operate trading model and would be a suitable acquisition for those with no formal hospitality experience but who wish to trade a commercial venture.

Custom is drawn from the many visitors who visit the Highlands for a variety of reasons, be it business or to enjoy the great outdoors and Highland culture on offer. Tourists include walkers, cyclists, bird-watcher's motorcyclists, golfers and fishermen plus there are a number of specific events within the City that draw in visitors. During the main summer season occupancy level are invariably high, and for many operators they trade during the winter to take advantage of the business to business trade.

The centre of Inverness is but a few minutes' walk from the guest house and ideally situated for those either visiting nearby shops, restaurants etc. or working in the City. Equally, the guest house is an ideal base from which to explore the wider highlands. The Kinnoch Lodge is a short walk from the ever-popular Eden Court Theatre and conference centre. In addition, the River Ness is situated at the end of the road and is popular with guests taking leisurely strolls. The city itself has extensive facilities for visitors boasting 3 golf courses, an excellent indoor swimming complex, cinema, bowling and ample opportunity to enjoy evening entertainment at a range of venues which include Eden Court Theatre. Nearby Cawdor Castle offers a taste of Scotland's medieval past while Culloden Battlefield and Visitor Centre is an ongoing testament to Bonnie Prince Charlie's final futile attempt to gain the throne in 1746. Whether it be a Whisky Trail, a boat trip on Loch Ness or a visit to one of the many accessible Scottish castles (including Inverness Castle), the property is an ideal base being within easy reach of a wide range of visitor attractions. The City of Inverness has benefitted from much expansion over the past few years and has a full range of social and welfare facilities associated from a modern city.

Inverness is also a popular city in which to live with a vibrant cultural offering and the presence of many social and entertainment venues close-by. The city also has excellent communications links (bus and rail station, with the airport 15 minutes' drive away). Schooling in Inverness is plentiful plus the University of the Highlands and Islands provides a wide-range of tertiary level courses. The welfare amenities in Inverness are also excellent with a major hospital plus many outreach services.

This characterful property is of traditional stone construction under a pitched slate roof and the original aspects dates from the early 1900s. This detached building has an attractive façade and reflects its Victorian origins exuding character and charm, benefitting from many period features. Accommodation is set over 2 floors and is presented in excellent condition throughout.

Entry to the property is from an attractive vestibule set to the side of the building with a stunning period tiled floor. Access to the main reception hallway is via a semi-glazed wood door. The reception area is spacious and beautifully appointed with dark wood panelling, coupled with an exposed solid wood floor. The hallway's high ceilings and a feature open fireplace offer a taste of a by-gone era. The dining room is set to the left, sitting to the front aspects of the property. This large space has a period feature fireplace with attractive dark-wood surround, decorative cornicing and a short-shelved cupboard. Carpeted stairs to the first floor pass a stunning stain-glass window and lead to the 4 letting bedrooms.

All letting bedrooms are beautifully appointed with attractive and modern furniture with a high standard of in-room facilities. The décor is most tasteful and of an excellent standard. Two rooms (Stag and Thistle) have feature wrought iron fire places with attractive surrounds. The rooms are configured as follows:

The Thistle Room - King-size double with en-suite shower.
The Stag Room - King-size double with en-suite shower.
The Piper Room - Double with large en-suite bath & shower.
The Highland Cow Room - Twin with en-suite shower.

An attractive aspect of this sale is the flexible and spacious owners' accommodation all set to the ground floor aspects of the property. The 4 bedrooms are all doubles and offer some scope for further business development. There are two shower rooms for the exclusive use of the owners. The owners retain a spacious lounge to the front aspects which has a beautiful bay window and two feature recessed arched display areas. The lounge displays many of the features of its Victorian origins including a feature tiled fireplace with painted wood surround. This room also benefits from a bay window which affords ample natural light. The family kitchen is spacious with a breakfast bar plus ample floor and wall-mounted storage units. With a full range of fitted appliances, the kitchen has a 6-ring cooking range. There is a small larder off the kitchen. The owner's accommodation also has an attractive sun room. Throughout, there is ample storage space for both business and private use.

With prominent signage, Kinnoch Lodge Guest House has a pedestrian access from street level off the main road. There is ample parking to the front of the house on a bloc-paved driveway plus there is additional parking on-road, if needed. There is further private parking to the side of the house leading to a large garage with an up-and-over door with power and light. The spacious garden set to the rear is mainly set to lawns with bushes and plants plus there is a patio area. A shed is set to the rear garden plus there is a double 'whirlygig' drying area.

The subjects benefit from mains electricity, gas, water and drainage. Gas central heating supplemented by electrical towel rails in en-suites. The business is fully fire compliant with a modern fire alarm system and has Wi-Fi throughout. Kinnoch Lodge is mainly double glazed.
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